January 23, 1998

To: Scarborough Community Council

From: Lorne Ross, MCIP RPP

Commissioner of Planning and Buildings

Subject: PRELIMINARY EVALUATION REPORT

Official Plan Amendment Application P97026

Zoning By-law Amendment Application Z97064

IBI Group on behalf of Alex Irvine Motors Ltd.

Southeast corner of Lawrence Avenue and Kennedy Road

Part of Lot 28, Concession D

Parts 1, 2, 4 and 5 of R.P. 66R-17759

Dorset Park Employment District

Scarborough City Centre (Ward 15)

Purpose:

An application has been submitted by IBI Group on behalf of Alex Irvine Motors Limited to amend the Dorset Park Employment District Secondary Plan and Dorset Park Employment District Zoning By-law for a 2.95 hectare (7.29 acre ) property located at the southeast corner of Lawrence Avenue and Kennedy Road. Alex Irvine Motors, currently located east of the subject property on Lawrence at Midland Avenue wish to pursue business opportunities through the development of a larger, state of the art automobile dealership facility. Applications have been filed to request an Official Plan Amendment for Highway Commercial uses and implementing Highway Commercial and Vehicle Service zoning to permit an automobile dealership and associated vehicle maintenance and body repair services as well as other uses to complement the proposal.

A Site Plan Control application has also been submitted.

Recommendations:

That Scarborough Community Council convene a Public Meeting to consider this application targeted for the third quarter of 1998, subject to:

(1) The applicant submitting a Master Plan for the entire surplus Ontario Hydro lands located south and east of Lawrence Avenue and Kennedy Road. This Master Plan should:

• identify a road network that will respond to traffic issues in the area and outline adjustments to existing roads and new roads on the surplus lands to alleviate traffic congestion at Lawrence Avenue and Kennedy Road and support redevelopment on the Hydro lands;

• address urban design objectives of the City of Toronto; and

• assess a range of general land use scenarios and development yields for the balance of the lands and identify opportunities and constraints relative to the existing character and surrounding site conditions, such as the RT station, the Lawrence Avenue bridge and service roads, the transformer station and other remaining infrastructure, and the interface of the subject proposal with residential uses to the west and commercial uses to the north.

(2) Staff initiating circulation and convening a Community Information Meeting to be scheduled following the submission of Item 1 above. Notice for this meeting to be provided within

120 m (400 ft) of the surplus Hydro lands and to the Kennedy Road Business Improvement Association.

Background:

Approximately 7.4 ha (18.4 acres) of land north of the Scarborough Transformer Station has been declared surplus to Ontario Hydro=s needs and have been offered for sale. To date, Alex Irvine Motors Ltd. has entered into an agreement to purchase 2.88 ha (7.12 acres) from Ontario Hydro and to exchange .07 ha (0.17 ac) of land with the Toronto Hydro Electric Commission (Scarborough P.U.C.), conditional on obtaining municipal approval for an automobile dealership. The remaining surplus lands, as shown on Figure 1, are also offered for sale. To date, no inquires of potential use or uses for the balance of the lands have been made to staff by prospective purchasers.

Ontario Hydro=s surplus lands are currently designated General Industrial Uses and General Industrial Uses with High Performance Standards along the Lawrence Avenue and Kennedy Road frontage. ABusiness Districts@ policies also apply. Two zoning categories apply to the lands. For a depth of approximately 91m (300 ft) the surplus lands are zoned AIndustrial@ (M). The balance or interior portion is zoned AGeneral Industrial@ (MG). See Figure 2.

This is a relatively large property, representing an infill development opportunity that could transform and rejuvenate the area. Residential uses have established east and west of site and commercial and industrial uses occur to the north. Site conditions and lands surrounding Hydro=s surplus lands also represent opportunities and constraints to considering various redevelopment options. The surplus lands have good accessibility given they are located at the crossroads of two major arterials roads and are next to the Lawrence East RT station. However, there are traffic issues. Turning movements at the Lawrence/Kennedy intersection are at capacity, and the elevation of Lawrence Avenue due to the rail overpass may limit access opportunities for the easterly portion of the lands and uses that need exposure and visibility. The Scarborough Transformer Station and Microwave tower will remain and consideration will need to be given as to appropriate abutting development. Noise and vibration from the existing rail line abutting the east side of the lands would also impact certain land use options.

Potential Benefits

(1) The proposal for an automobile dealership and associated uses would allow Alex Irvine Motors, an established business in the City, to expand and relocate its current operation into a state of the art facility, and introduce commercial development on lands which are predominately vacant.

(2) The site plan, as shown on Figure 3 proposes to relocate the existing Scarborough P.U.C. electrical transformer on Lawrence Avenue to the interior of the site, thus improving the Lawrence Avenue street scape.

(3) The preliminary site plan indicates a building location that would help improve the street scape and pedestrian environment at the corner of Lawrence Avenue and Kennedy Road (although more detail is needed).

Potential Concerns

(1) To evaluate the current application independently, without consideration of adjacent vacant lands, may preclude and limit redevelopment opportunities and contributions to the surrounding area. The available lands on the east half have limited visibility and circuitous vehicular access due to Lawrence Avenue being elevated over the rail line and service roads, and a connection to Kennedy Road through the Alex Irvine Motors proposal may be desirable. Through a Master Plan study, there is the ability to establish a road network on Hydro=s surplus lands that would help alleviate congestion problems at the Lawrence and Kennedy intersection, and would define redevelopment parcels. At the same time, a Master Plan exercise would address other matters such as urban design, and land use compatibility given existing infrastructure and adjacent site conditions.

(2) Although the site plan submitted is considered preliminary, there are concerns with the amount and location of open vehicle storage area shown, given the site=s location at the crossroads of arterial streets.

Contact Name:

Toni Paolasini, MCIP, RPP

Senior Planner

(416) 396-7007

(416)396-4265 Fax Number

paolasini@city.scarborough.on.ca

Lorne Ross, MCIP, RPP

Commissioner of Planning and Buildings